35 Russia Ave
San Francisco · Excelsior · San Francisco · Coordinates: 37.72154, -122.43637
Parcel & Assessor
- Lot size:
- —
- Assessor use:
- —
- Addresses on lot:
- 35 RUSSIA AVE
Zoning & Land Use
NCD — EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT (Mixed Use)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned NCD-EXCELSIOR (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned NCD-EXCELSIOR (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned NCD-EXCELSIOR (mixed use), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 0602980231A, effective March 23, 2021
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,410,000 – $1,908,000 · Status: Off market
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since October 2024)
32 active or recent development projects (83 housing units across completed, permitted, and pipeline stages) and 790 total building permits recorded within ½ mile.
- New construction1 permit (3 units)
- Adds housing (ADU)24 permits (28 units)
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 35 Russia Ave (Issued)On this parcel
Active in "Issued" for 4.1 yr (first record Sep 23, 2022) with no new permit activity recorded in 19 mo.
- 69 new homes (Entitled)0.24 mi N
Active in "Entitled" for 3.6 yr (first record Mar 23, 2023) with no new permit activity recorded in 3.6 yr. High-impact scale (69 housing units, 17 deed-restricted affordable across 0 permits).
- 8 new homes (Entitled)210 ft NW
Active in "Entitled" for 2.6 yr (first record Mar 12, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (8 housing units across 0 permits).
- New duplex at 667 Madrid St (Issued)0.21 mi SE
Active in "Issued" for 9.3 yr (first record Jul 13, 2017) with no new permit activity recorded in 3.1 yr. High-impact scale (2 housing units, $848,000 declared valuation across 1 permit).
Permit & Project History on This Parcel (16 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 202601224332 | Plan revision / deferred submittal | issued | Iss. Mar 3, 2026 | $40,000 | revision to pa #2022-0923-3018 & 2025-0911-5095 (exterior wall 7 cmu infill at new adus london st). change from steel to… |
| 202509115095 | Plan revision / deferred submittal | issued | Iss. Nov 14, 2025 | $40,000 | new infill at (e)london st.revision to 202209233018: garage door openings. |
| 202504255282 | Fire alarm / sprinkler | issued | Iss. Apr 28, 2025 | $3,610 | as-built to pa 202306281002 - new fire alarm devices for units r, s, t and u on the 1/f to provide proper area coverage.… |
| 202504013430 | Accessory dwelling unit (new or conversion) |